A. Purpose.
1. The site plan procedure describes the process by which proposed development is reviewed for compliance with the development and design standards of this Code before submittal of an application for improvement plan or issuance of a building permit.
B. Applicability.
1. This Section shall apply to the following activities and any activity where it is expressly required or authorized by this Code:
a. Major Site Plan. Approval of a major site plan is required for the following activities:
(1) The construction of one (1) or more new principal structures with a gross floor area of ten thousand (10,000) square feet or more in aggregate.
(2) A building addition to one (1) or more existing principal structures where the gross floor area added is ten thousand (10,000) square feet or more in aggregate.
(3) The installation or addition of ten thousand (10,000) square feet or more in aggregate of impervious coverage.
b. Exceptions. The following activities are exempt from this Section but are subject to the standards of this Code:
(1) Construction of detached houses and duplexes, additions to such dwellings, and structures accessory to such dwellings.
2. Applications are subject to the common procedures identified in
Article II: Common Procedures unless otherwise modified in
§ 405.160(C) through
§ 405.160(F). In the event of conflict between the common procedures contained in
Article II: Common Procedures and the application-specific procedures and requirements contained in this Section, the application-specific procedures and requirements in this Section shall govern.
C. Major Site Plan Procedure.
1. Summary.
2. Preapplication Meetings.
3. Application Submission And Handling.
4. Staff Review And Action.
a. The Community Development Director shall review the application and prepare a staff report and recommendation to the Planning and Zoning Commission in accordance with
Section 405.050: Staff Review And Action.
5. Notice And Public Hearings.
6. Review And Decision-Making Bodies.
D. Review Criteria.
A site plan shall be reviewed according to the following criteria:
1. The development is consistent with the general purposes and intent of this Code;
2. The development complies with the applicable zoning district standards;
Chapter 425: Development Standards,
Chapter 430: Subdivision and Improvement Standards; the City's Engineering Standards, including
Title V Appendix A: Engineering and Plan Preparation Manual for Public Facilities; and all other applicable standards of this Code;
3. The development is consistent with the Comprehensive Plan, other adopted City polices and plans, and any approved Master Plan that includes the property;
4. The existing utilities and infrastructure have adequate capacity to serve the proposed development, and any burdens on those systems have been mitigated to the degree practicable;
5. The development mitigates any adverse impacts on the surrounding area to the degree practical; and
6. New structures are compatible in volume, height, material, style and color with the site, surrounding existing structures and the established general character of design in the City.
E. Post-Decision Actions And Limitations.
a. Effect Of Approval.
(1) Approval shall authorize the applicant to submit an application for improvement plan (
Section 405.180: Improvement Plan) and a building permit, or begin construction or operation if additional permitting is not required.
(2) Approved site plans, as amended, shall be binding upon the owner, successors, and assigns. The approved site plan shall limit and control the issuance and validity of all building permits, and shall restrict and limit the construction, location, use, occupancy, and operation of all land and structures within the plan to all conditions, requirements, locations, and limitations set forth in the adopted plan.
b. Expiration Of Approval. A site plan approval shall expire one (1) year after the date of final approval unless the use or construction is substantially underway, as determined by the Community Development Director, or an extension is granted pursuant to
Section 405.080: Post-Decision Actions And Limitations.
c. Amendments. Changes to approved site plans which are not considered minor amendments in accordance with Section 405.080 shall be processed as a new application subject to the minor or major site plan procedure based on the thresholds specified in Subsection (B)(1) above.
